Freehold Residential Development Opportunity



Site Overview

The site is located at the Eastern edge of the village of Spofforth, approximately 3.4 miles North West of Wetherby and similar distance South East of Harrogate. Spofforth is a desirable village location, with a ‘Good’ (Ofsted 2017) primary school, and a range of local amenities including two pubs, a post office, sports facilities and a strong sense of community.

The land is adjacent to the Church Conservation Area and comprises two fields laid to pasture and extending to approximately 7.1 acres, centred around grid reference: SE366510. The site is largely flat, with a minimal slope from north to south and west to east. Access is served via Massey Fold, directly off Harrogate Road which borders the site to the North, beyond which lies existing residential dwellings and The All Saints Church. The River Crimple runs along the Eastern boundary with open grazing land opposite. Residential dwellings, private gardens and an agricultural field border the South West and Western boundaries. A small local nature reserve and a childrens playground border the site to the South.



The site benefits from a Resolution to Grant Planning for up to 72 units with access considered (REF: 17/04102/OUTMAJ) subject to the signing of a Section 106 Agreement. A full suite of planning documents can be found in the ‘Documents and Downloads’ section of this website.

We are in the process of finalising the Sec 106 with HBC legal department (latest draft is in the ‘Documents and Downloads’ section), the Archaeological appraisal has been carried out, further supplemental work has been recommended and we are awaiting sign off from NYCC.

The indicative scheme, identified as Scheme Layout in the ‘Documents and Downloads’ section, includes 0.82 acres of Public Open Space to the northern boundary. The size and location of the proposed public open space is due to the Spofforth Conservation area and the setting of The All Saints Church. A proposed new footpath link connects the southern part of the site to Ginny Greenholes Playground and East Park Road.

Technical Information

A number of site investigations were instructed and the results of which are available in the ‘Documents and Downloads’, including:

Title Registers and Plans
Red Edge Boundary Plan
Scheme Layout Plans (pdf and CAD format)
Topographical Plans 2D and 3D (pdf and CAD format)
Committee Report
Decision Notice- To Follow
Draft Section 106, finalised version to follow
Design and Access Statement
Heritage Statement
Planning Statement
Statement of Community Involvement
Landscape and Visual Analysis and Plans
Drainage Strategy
Flood Risk Assessment
Utilities Assessment
Archaeological Geophysical Survey/Evaluation and Desk Based Assessment
Archaeological Commentary following Monitoring Work associated with the SI
Finalised Archaeological Appraisal and NYCC Sign Off (to follow)
Access Drawings
Ecological Appraisal and Design Statement
Arboricultural Impact Assessment
Bat and Otter Surveys
Transport Assessment
Travel Plan
Phase 1 Geo-Environmental Assessment
Preliminary findings of the Phase 2 Intrusive Site Investigation
Phase 2 Intrusive Site Investigation
Noise Survey

A considerable amount of supporting information accompanied the planning application to provide as much transparency as possible and discharge conditions where appropriate. As a result the gas monitoring is ongoing (early results are available) and the archaeological evaluation has been undertaken, a copy of which will be uploaded to the documents and downloads section in due course.

Work continues on the following:

We have undertaken a thorough Archaeological Appraisal of the site in accord with a scope of works agreed with NYCC in order to discharge that particular planning condition. Further to the draft Archaeological Appraisal undertaken and subsequent feedback from NYCC (Peter Rowe, Principal Archaeologist), we have been asked to undertake some supplemental intrusive investigations in the Northern end of the site where undated linear features were identified.
Opus North are in the process of commissioning this work. Because this investigation will take place in the North of the site and is not expected to reveal anything over and above what has already been identified. It is unlikely that this additional work will interfere with the developable area of the site or our indicative layout.
As and when the results of the supplemental investigation are available along with NYCC sign off, they will be uploaded onto the sales website. We are expecting this to be available prior to the end of October.

We met with Yorkshire Water Technical Sewerage team on 13.9.2018 to get their views on the optimum drainage strategy and we now have a preferred option for the foul water sewerage on the site. The preferred option covers both the alignment of the diversion of the existing foul sewer along with proposals for a new adoptable foul system to serve the development itself. The preferred option is in the process of being drawn up in more detail, which once completed will be submitted to Yorkshire Water for agreement who will then provide a letter response indicating ‘acceptability in principal’ to the proposals.  Under the timescales agreed with Yorkshire Water It is anticipated that the letter stating acceptability in principal will be received w/c 1st October.
With that is mind we wanted to convey the broad sentiment of the meeting and what YW have said they would be willing to consider on site:

Foul Drainage Solution:
YW are happy to see the existing Foul Drain diverted, and recognise the potential need for pumping of foul water generated by the new development. Whilst the new element would be acceptable as pumped system, maintaining a gravity system for the diverted sewer is a requirement.  The current proposed alignment for the diversion has been selected based on averting the YW requirement for this to be undertaken as capital works scheme, for which they themselves would be take ownership of the works and be reimbursed by the developer.

Surface Water Drainage:
YW stated they would prefer that this was dealt with by underground storage and would they be willing to adopt the same rather than a surface solution. The proposed will consist of either storage tanks, oversized pipes or a combination of both.

Gas Monitoring:
Lithos have now completed 4 of 9 proposed visits and whilst there is no sign of methane and levels of Carbon Dioxide are low, they still feel it prudent to protect those units on the Southern boundary adjacent to the historic land fill. Lithos recommend Amber 1 protection in that area of the site. More details of this can be found on the sales website.


Tender Process

The land is for sale via informal tender. All tenders are to be received in writing at the following address by noon on Thursday 8th November:
Unit 12, The Stables, Newby Hall, Ripon, North Yorkshire HG4 5BY

We will accept electronic submissions provided the hard copy is in the post.

All tenders should be accompanied by a proposed layout and a completed bid pro-forma. The latter will be issued to parties on expression of their interest.
We will consider either Conditional or Unconditional proposals.



The site can be readily viewed from a number of points around the boundary. The site can be accessed via Massey Fold providing we are notified in advance.



For further information, please contact:

Guy Titchmarsh
Tel: 0113 898 0745
Mob: 07946 510 343